Renters' Rights Bill 2026: What UK Landlords Need to Know

What Is the Renters' Rights Bill?

The Renters' Rights Bill is the Labour government's flagship private rented sector legislation, building on the previous Conservative government's Renters (Reform) Bill. It represents the most significant change to landlord-tenant law in England since the Housing Act 1988 introduced assured shorthold tenancies (ASTs) and Section 21.

The Bill's headline measure is the abolition of Section 21 "no-fault" evictions, but it contains a wide package of reforms including moving all tenancies to rolling periodic agreements, creating a national landlord register, extending the Decent Homes Standard to the private sector, and giving tenants the right to keep pets.

For landlords and buy-to-let investors, the Bill changes the fundamental dynamics of property management. While it does not prevent landlords from recovering possession when needed, it shifts the balance toward greater tenant security and requires landlords to plan evictions around specific, evidenced grounds.

Abolition of Section 21 No-Fault Evictions

Section 21 of the Housing Act 1988 currently allows landlords to end an assured shorthold tenancy without providing a reason, subject to giving two months' notice. This mechanism has been the primary tool landlords use to recover possession - whether to sell, move in, renovate, or simply change tenants.

Under the Renters' Rights Bill, Section 21 will be abolished entirely. All future possession proceedings must use Section 8 of the Housing Act, which requires the landlord to demonstrate a specific ground for possession. This applies to all existing and new tenancies once the abolition takes effect.

New & Strengthened Possession Grounds

To compensate for the loss of Section 21, the Bill introduces new possession grounds and strengthens existing ones:

The "landlord wishes to sell" and "move in" grounds cannot be used within the first 12 months of a tenancy, preventing landlords from using them as a workaround for quick evictions.

Move to Periodic Tenancies

The Bill abolishes fixed-term assured shorthold tenancies. All tenancies will become rolling periodic tenancies from day one, with tenants able to leave by giving two months' notice at any time.

This means landlords can no longer lock tenants into 6- or 12-month contracts. While tenants may choose to stay for years, they have the legal right to leave at any point with two months' notice. Landlords should factor increased turnover risk into their financial planning and ensure properties remain competitive in the rental market.

Private Landlord Register

The Bill creates a mandatory national register of private landlords, administered by a new Private Rented Sector Ombudsman. All landlords letting residential property in England must register and pay a registration fee. The register will be publicly searchable, allowing tenants to check a landlord's compliance record.

Landlords who fail to register will face civil penalties and will not be able to use the new possession grounds. The Ombudsman will handle complaints, replacing the current fragmented system of redress schemes.

Pet Rights & Decent Homes Standard

Tenants will have the right to request permission to keep a pet, and landlords will not be able to unreasonably refuse. However, landlords can require tenants to take out pet insurance to cover any damage. This gives landlords a financial safeguard while extending tenant rights.

The Decent Homes Standard, previously applicable only to social housing, will be extended to the private rented sector. This means all privately rented homes must meet minimum standards for repair, thermal comfort, facilities, and freedom from serious hazards. Properties already maintained to a good standard will see little impact, but landlords with poorly maintained stock may face enforcement action and required improvements.

Rent Increase Restrictions

Under the Bill, rent can only be increased once per year via a Section 13 notice. In-tenancy rent review clauses will be banned. Rent increases must reflect market rates, and tenants can challenge above-market increases at the First-tier Tribunal (Property Chamber).

The Bill does not introduce rent caps or controls. The Tribunal will assess whether the proposed rent is in line with open market rents for comparable properties. If the Tribunal finds the increase is above market rate, it will set the rent at what it considers a fair market level.

Impact on Buy-to-Let Investors

Implementation Timeline